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In August 2025, Atlanta recorded the highest home sale cancellation rate in the nation, with 21% of pending deals falling through before closing. That’s noticeably higher than the national average of 15.1%, signaling a clear shift toward a buyer’s market where negotiations are becoming more balanced.
What’s Behind the Trend
1. Buyers Have More Choices Now
Inventory across metro Atlanta — from East Cobb to Sandy Springs and Marietta — has grown, giving buyers more leverage. When inspection results or appraisal values don’t align with expectations, buyers are more confident walking away.
2. Inspection Surprises Are Killing Deals
A large portion of cancellations happen during the inspection phase. Buyers are using inspection findings to renegotiate, and when sellers don’t adjust, contracts often collapse. This is especially common among properties that are priced too high or not properly prepped for market.
3. Market Cooling After the Pandemic Boom
The frenzied pace of 2020–2022 has eased. Prices remain elevated, but higher mortgage rates and economic uncertainty are making buyers more selective. In many southern metros — including Atlanta — that caution is showing up as an uptick in canceled contracts.
What It Means for Local Sellers
If you’re planning to sell in Marietta, Sandy Springs, or East Cobb, this market calls for strategy, preparation, and precision. Homes that are priced right, staged properly, and marketed effectively are still moving quickly — while others sit or fall out of contract.
That’s why I rely on my 7 Step Listing Plan — a proven process designed to help homeowners avoid surprises, attract serious buyers, and keep deals together through pricing, presentation, and negotiation.
